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Reverse Mortgages: Key Insights for Tax Planning

Reverse mortgages serve as a valuable financial tool for homeowners aged 62 and older, allowing them to transform a portion of their home equity into cash. Unlike traditional mortgages where the homeowner pays the lender, reverse mortgages flip this process. Here, the lender pays the homeowner either through a lump sum, monthly disbursements, or as a line of credit.

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The obligation for securing a reverse mortgage requires a first trust deed, meaning any preexisting loans must be settled with distinct funds or the proceeds from the reverse mortgage itself. Loan limits are influenced by the borrower's age, with older individuals eligible to borrow more at potentially lower interest rates. Navigating these loans requires understanding various complex rules, especially concerning current debts.

As reverse mortgages are eventually repaid, borrowers need to settle accrued interest alongside the principal payoff. Some of this interest could be tax-deductible. Below, we explore critical financial and tax-related components associated with reverse mortgages.

Proceeds

  • Taxability: Reverse mortgage funds, whether accessed as a lump sum, credit line, or monthly payments, aren't treated as taxable income by the IRS.

  • Impact on Social Security and Medicare: Since these payments aren't classified as income, they won't influence social security or Medicare benefits or tax-related income assessments.

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Interest Deductibility

  • When Interest is Deductible: Reverse mortgage interest becomes deductible only upon complete repayment of the loan, usually following a home sale or the borrower's demise.

  • Form 1098: The lender issues Form 1098 for interest documentation when the mortgage is finalized.

  • Purpose-Based Deduction Limits: Deductions are generally applicable if loan proceeds contribute to "buying, building, or significantly improving" the home (IRC Section 163(h)(3)). For most using funds for everyday expenses, interest isn't deductible, despite loan repayment.

  • Accrued Reverse Mortgage Interest: Various factors impact the deductibility of accrued interest, including the presence of any existing equity debt, which hasn't been deductible since 2017.

  • Claiming Deductible Interest: The repayment party claims the deduction. If this responsibility falls upon the borrowers while residing in their homes, they can deduct the interest. Should the estate or heirs handle repayment, they too can file the deduction in appropriate tax returns.

Deductibility Constraints

  • Home Loan Balance Caps: Even if funds facilitate home improvements, IRS regulations on home equity debt might cap deductions at $750,000 for post-December 15, 2017 loans, and $1 million for prior ones.

  • Documentation of Fund Use: Supporting a deduction requires diligent record-keeping, like receipts and invoices, validating reverse mortgage funds' application towards home improvements.

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Impact on Means-Tested Benefits

  • Effect on Medicaid and SSI: Considering reverse mortgage proceeds as assets, maintaining substantial unspent funds can endanger means-tested benefits like Medicaid and SSI. Spending funds within their receipt month mitigates this risk.

Borrower Responsibilities

  • Taxes and Insurance: Despite receiving reverse mortgage payments, borrowers must continue funding property taxes, homeowner's insurance, and maintenance to avoid default and foreclosure risks.

  • Financial Assessment: Lenders mandate a comprehensive financial evaluation to ascertain borrowers' capacity for covering recurring costs. Poor payment histories might necessitate a Life Expectancy Set-Aside (LESA) to ensure bill fulfillment.

Heir Considerations

  • Liability Limits: Focusing on FHA-backed Home Equity Conversion Mortgages (HECMs), reverse mortgages shield heirs from owing beyond the home's value, with FHA covering excess loan balances.

  • 95% Rule: Heirs desiring property retention can acquire it for 95% of the appraised value or total loan balance, affording financial security while averting higher debts.

  • Capital Gains Tax Norms: Pursuant to capital gains tax protocols, heirs benefit from a "stepped-up" basis, potentially reducing or negating tax obligations if the home transitions shortly post-inheritance.

Reverse Mortgage Drawbacks

Although reverse mortgages offer financial independence, they aren't devoid of disadvantages. As interest accrues, the loan balance increases, constraining available equity for both borrowers and heirs. Borrowers still bear the responsibility of property-related expenses, with negligence risking foreclosure.

Further, reverse mortgages entail elevated fees and closing expenses, potentially making them unideal for individuals anticipating impending relocations. Assessing these pros and cons is imperative.

Should you have questions, contact us for expert guidance and insights.

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